Comparable sales & offer analysis
Parcel MN-456452
Aitkin County, MN · 69.63 ac · Recreational · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$185,700
Adjusted value
$221,586
Value range
$180,051–$263,122
Comp $/acre
$3,182/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -16.2% versus the adjusted value.
Offer position
Max allowable offer
$126,621
Offer $/acre
$1,818/ac
Projected profit
$66,476
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| MN-696138 | 55.5 | Jul 27, 2026 | $392,000 | 7,068 | 3,203 | 83 |
| MN-376966 | 101.0 | Sep 7, 2025 | $397,700 | 3,936 | 3,053 | 78 |
| MN-356688 | 82.6 | Mar 8, 2025 | $402,300 | 4,870 | 3,010 | 76 |
| MN-807414 | 139.8 | Jul 27, 2026 | $537,200 | 3,843 | 2,977 | 73 |
| MN-145586 | 37.2 | May 21, 2024 | $224,900 | 6,050 | 4,636 | 63 |
| MN-567867 | 194.1 | Jan 3, 2025 | $419,400 | 2,161 | 3,007 | 62 |
| MN-845033 | 24.9 | Apr 26, 2025 | $85,900 | 3,449 | 2,418 | 58 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.